None · Crescent Lake, OR 97733

$175,000

2 bd · 1.0 ba · 420 sqft · Manufactured public records · 29 Days on market

Built 2007

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Why this score? — see what drove the D grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +13.9/30.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• DSCR +4.2/10.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

1 Bedroom 1 Bath park model Chalet w/ loft & large living room offering warm rustic feel with pine ceilings and walls. The exterior features durable cedar siding, metal roof + covered deck that overlooks peaceful meadow-perfect for relaxing & enjoying the private setting. This home comes fully furnished & is truly ready for immediate use or rental. +RV parking is available, adding flexibility for guest or extra storage. Located at Willamette Pass Inn in Crescent Lake, Oregon. The property sits within approximately 3 miles of Crescent Lake, Odell Lake, & numerous other mountain lakes, making it ideal for outdoor enthusiasts. It's also approx. 7 miles from Willamette Pa

Key facts

• Covered deck
• Metal roof
• Rv parking

Tags

• CEDAR SIDING
• METAL ROOF
• COVERED DECK
• PRIVATE SETTING
• RV PARKING
• RENTAL POTENTIAL INCOME

Property features AI

Finance

• Financial info: Monthly land lease: $400
• HOA & community: CCRs apply

Exterior

• Parking: Driveway
• Security: Smoke and carbon monoxide detectors
• Utilities: Public water and well; Public sewer; Electricity connected; Propane available
• Home design: Mobile home (park model) on leased land; One level; May remain in park; Short-term rental permitted
• Construction: Built in 2007; Metal roof; Pillar/post/pier foundation; Wood skirting
• Exterior features: Level lot with native plants; Double-pane windows; Carbon monoxide and smoke detectors

Interior

• Kitchen: Dishwasher; Oven; Range; Range hood; Refrigerator; Water heater
• Bedrooms: 1 bedroom (Primary on main level)
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric forced-air heating; Cooling (type: Other)
• Interior features: Ceiling fans; Double vanity; Primary bedroom on main level; Shower/tub combo; Vaulted ceilings; Electric fireplace in living room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $175k.

Deal economics

• At list price, monthly cash flow is $18 ($213/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $136k (22.4% below list).
• Recommended offer: $136k (22.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Klamath County SD (rural): math 21% / reading 37% proficiency, ranked #46 of 58 in OR (top 79%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Gearhart Elementary School (32 students, 78% FRL); Gilchrist Junior/Senior High School (math 5% / reading 10%, grade F, #143 of 143 statewide, top 100%, 104 students, 74% FRL) — zoned schools average 76% FRL vs 59% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 8% at this address vs 29% district-wide (-22 pts) — the specific schools serving this property underperform the Klamath County SD average; the district grade overstates school quality for this exact location.
• Market conditions: 83 active listings in the ZIP; 232 units permitted in Klamath County in 2024 (72 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($1k loan paydown + $5k appreciation (3.0% local appreciation)).
• Klamath County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $49k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 14y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $135,784 (22.4% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
3. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
4. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
5. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.78% ✗
• Cap rate: 6.41%
• Cash-on-cash: 0.44%
• DSCR: 1.02
• GRM: 10.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 7.9%
• Equity multiple: 1.45×
• Total profit: $22,140
• Equity at exit: $78,688

10-year hold

• IRR: 10.5%
• Equity multiple: 2.57×
• Total profit: $77,153
• Equity at exit: $121,267

Cash invested: $49,000 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 28 Tenant-Leaning
• State Oregon: 28 Tenant-Leaning · D+6
• County: — inherits STATE
• City: — inherits STATE

SB608 (2019): statewide rent cap (7% + CPI) and just-cause for tenancies > 1 yr. Portland has relocation assistance ordinance.

Methodology + full state rankings →

ZIP-level market 97733

• Active inventory: 83
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $1,358 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$64 /mo · $771/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $18

Break-even live

Break-even rent $1,335

Max offer price $175,000

Occupancy floor 94%

Sensitivity live

Price	-10% $117	-5% $67	+0% $18	+5% $-32	+10% $-81
Rent	-10% $-89	-5% $-36	+0% $18	+5% $71	+10% $125
Rate	-1.0pp $106	-0.5pp $62	base $18	+0.5pp $-28	+1.0pp $-74

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $175,000 Active 29 DOM
2. 2026-06-18
   days on market $175,000 Active 28 DOM
3. 2026-06-17
   days on market $175,000 Active 27 DOM
4. 2026-06-16
   days on market $175,000 Active 26 DOM
5. 2026-06-15
   days on market $175,000 Active 25 DOM
6. 2026-06-14
   days on market $175,000 Active 23 DOM
7. 2026-06-12
   days on market $175,000 Active 22 DOM
8. 2026-06-09
   days on market $175,000 Active 19 DOM
9. 2026-06-08
   days on market $175,000 Active 18 DOM
10. 2026-06-07
    days on market $175,000 Active 17 DOM
11. 2026-06-05
    days on market $175,000 Active 14 DOM
12. 2026-06-02
    days on market $175,000 Active 12 DOM
13. 2026-06-01
    days on market $175,000 Active 11 DOM
14. 2026-05-31
    days on market $175,000 Active 10 DOM
15. 2026-05-30
    days on market $175,000 Active 9 DOM
16. 2026-05-21
    listed $175,000 Active
17. 2015-01-06
    historical
18. 2013-06-11
    listed $105,000
19. 2012-10-19
    historical
20. 2012-02-24
    listed $124,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast OR · Resets to sale price

• Current annual tax: $771 · $64/mo
• Projected year-2 tax: $1,698 · $141/mo
• Expected delta: +$926/yr (+$77/mo · 120.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 1/10 Low 8 d/yr ≥84°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 8/10 Severe 11 unhealthy d/yr today · 12 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,294
• − Mortgage interest: −$9,803
• − Property taxes: −$771
• − Insurance: −$875
• − Repairs & maintenance: −$1,304
• − Management: −$1,304
• − Depreciation: −$5,091
• Taxable loss: −$2,853
• Est. tax savings @ 24.0%: +$685
• After-tax cash flow: $898/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Klamath County SD
• NCES district ID: 4107020
• Math proficiency: 21% ▼ -17.00%
• Reading proficiency: 37% ▼ -16.00%
• Median HH income: $44,906
• Composite: 24.83/100
• National rank: #7593
• State rank: #46 of 58 in OR

Livability — Crescent Lake

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Crescent Lake, OR
• Population (ZIP): 592

Population outlook (Klamath County) Hauer SSP2

• Today (2025): 63,870 people
• By 2030: 62,279 · -2.5%
• By 2040: 58,891 · -7.8%
• By 2050: 56,207 · -12.0%
• By 2075: 51,239 · -19.8%
• By 2100: 46,526 · -27.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 5%
• Common ancestry: Slovak 9% Hungarian 5% Iranian 5%
• Foreign-born: 8% · Canada

Political lean MEDSL · Klamath

• 2024 margin: Solid R (+41.9) · D 27.9% · R 69.8% · Other 2.4%
• 2008→2024 swing: -8.8pp toward R · 2008: -33.1pp · 2024: -41.9pp
• All cycles: 2024: R+41.9 2020: R+40.6 2016: R+44.8 2012: R+38.2 2008: R+33.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 2.05%
• F500 in state: 2

Industry mix (Fortune 500 HQ in OR)

Industry	F500 HQs	Revenue
▸Consumer Goods	1	$51B

Price history

+40.1% since first listed

5 events — show timeline

• 2026-05-21 Listed $175,000 MLSCO
• 2015-01-06 Listing Removed — MLSCO
• 2013-06-11 Listed $105,000 MLSCO
• 2012-10-19 Listing Removed — MLSCO
• 2012-02-24 Listed $124,900 MLSCO

Property tax history

+3.2%/yr

Latest (2025): $771 · +2.7% YoY. Source: county tax records.